EDISTON PROPERTY INVESTMENT COMPANY PLC

E095\001\EH5977615.4 This document is issued by Ediston Investment Services Limited as alternative investment fund manager of Ediston Property Investment Company plc (the "Company") solely in order to make certain particular information available to investors in the Company before they invest, in accordance with the requirements of the FCA Rules implementing the EU Alternative Investment Fund Managers Directive (Directive 2011/61/EU) (the "AIFMD") in the United Kingdom. It is made available to investors in the Company by being made available at www.epic-reit.com. Potential investors in the Company's shares should consult their stockbroker, bank manager, solicitor, accountant or other financial adviser before investing in the Company. EDISTON PROPERTY INVESTMENT COMPANY PLC INVESTOR DISCLOSURE DOCUMENT Regulatory status of the Company IMPORTANT INFORMATION Ediston Property Investment Company plc is an 'alternative investment fund' ("AIF") for the purposes of the AIFMD. The Company has appointed Ediston Investment Services Limited ("Ediston" or the "AIFM"), to act as its alternative investment fund manager. The AIFM is authorised and regulated by the FCA as a 'full-scope UK AIFM'. The Company's shares are listed on the premium segment of the Official List of the UK Listing Authority and are admitted to trading on the main market of the London Stock Exchange. The Company is subject to its articles of association, the Listing Rules, the Disclosure and Transparency Rules, the UK corporate governance code and the Companies Act 2006. The provisions of the Company's articles of association are binding on the Company and its shareholders. The articles of association set out the respective rights and restrictions attaching to the Company's shares. These rights and restrictions apply equally to all shareholders. All shareholders are entitled to the benefit of, and are bound by and are deemed to have notice of, the Company's articles of association. The Company's articles of association are governed by Scots law. Limited purpose of this document This document is not being issued for any purpose other than to make certain, required regulatory disclosures to investors and, to the fullest extent permitted under applicable law and regulations, the Company, Ediston and their directors will not be responsible to persons other than the Company's shareholders for their use of this document, nor will they be responsible to any person (including the Company's shareholders) for any use which they may make of this document other than to inform a decision to invest in shares in the Company. This document does not constitute, and may not be used for the purposes of, an offer or solicitation to buy or sell, or otherwise undertake investment activity in relation to, the Company's shares. This document is not a prospectus and it is not intended to be an invitation or inducement to any person to engage in any investment activity. This document may not include (and it is not intended to include) all the information which investors and their professional advisers may require for the purpose of making an informed decision in relation to an investment in the Company and its shares. No advice

2 The Company, Ediston and their directors are not advising any person in relation to any investment or other transaction involving shares in the Company. Recipients must not treat the contents of this document or any subsequent communications from the Company, or any of its affiliates, officers, directors, employees or agents, as advice relating to financial, investment, taxation, accounting, legal, regulatory or any other matters. Prospective investors must rely on their own professional advisers, including their own legal advisers and accountants, as to legal, tax, accounting, regulatory, investment or any other related matters concerning the Company and an investment in shares. Potential investors in the Company's shares should consult their stockbroker, bank manager, solicitor, accountant or other financial adviser before investing in the Company. Overseas investors The distribution of this document in certain jurisdictions may be restricted and accordingly persons into whose possession this document comes are required to inform themselves about and to observe such restrictions. The shares have not been, and will not be, registered under the United States Securities Act of 1933 (as amended) or under any of the relevant securities laws of Canada, Australia or Japan. Accordingly, the shares may not (unless an exemption from such Act or such laws is available) be offered, sold or delivered, directly or indirectly, in or into the USA, Canada, Australia or Japan. The Company is not registered under the United States Investment Company Act of 1940 (as amended) and investors are not entitled to the benefits of such Act. Prospective investors must inform themselves as to (a) the legal requirements within their own countries for the purchase, holding, transfer or other disposal of shares; (b) any foreign exchange restrictions applicable to the purchase, holding, transfer or other disposal of shares which they might encounter; and (c) the income and other tax consequences which may apply in their own countries as a result of the purchase, holding, transfer or other disposal of shares.

3 THE COMPANY Investment Policy & Strategy The Company's investment objective is to provide investors with an attractive level of income together with the prospect of income and capital growth. The Company will pursue its objective by investing in a diversified portfolio of UK commercial properties. The Company will invest principally in three commercial property sectors: office, retail (including retails warehouses) and industrial, without regard to a traditional property market relative return benchmark. The Company will invest predominantly in income producing investments. Investment decisions will be based on analysis of, inter alia, prospects for future income and capital growth, sector and geographic prospects, tenant covenant strength, lease length, initial and equivalent yields and the potential for active asset management of the property. The Company will not invest in other investment companies or funds. However, the Company may hold property through special purpose vehicles and is permitted to invest in joint ventures which hold real estate directly. The Company will also be permitted to forward fund purchases of properties on a pre-let or a non pre-let basis and obtain options over properties. Investment risk is spread through investing in a range of geographical areas and sectors, and through letting properties, where possible, to low risk tenants. Although the Company has not set any maximum geographic exposure or maximum weightings in any of the principal property sectors, it may invest no more than 25 per cent. of total assets, at the time of investment, in other sectors such as leisure, residential, student residential, healthcare and hotels. Once the Company is fully invested (including drawdown of available debt facilities), no single property may exceed 20 per cent. of total assets at the time of investment. Speculative development (i.e. properties under construction which have not been pre-let) is restricted to a maximum of 10 per cent. of total assets at the time of investment or commencement of the development. Development, other than speculative development, is also restricted to a maximum of 10 per cent. of total assets at the time of investment or commencement of the development. Once the Company is fully invested (including drawdown of available debt facilities), the Company shall not be permitted to acquire an investment if, as a result, income receivable from any one tenant, or from tenants within the same group (other than from central or local government), would in any one financial year exceed 20 per cent. of the total rental income of the Company for that financial year. The Company is permitted to invest cash held for working capital purposes and awaiting investment in cash deposits, gilts and money market funds. The Board currently intends that gearing, calculated as borrowings as a percentage of the Company s gross assets, will not exceed 30 per cent. at the time of drawdown. In any event, gearing will not exceed a maximum of 35 per cent. at the time of drawdown. Any material change in investment policy will require the prior approval of shareholders. Leverage Circumstances in which leverage may be used Leverage may be used in a tactical and flexible manner to enhance returns to shareholders and may be used when the Board and the AIFM have sufficient conviction that the assets funded by borrowed monies will generate a return in excess of the cost of borrowing.

4 Types and sources of leverage permitted and risks The Board currently intends that gearing, calculated as borrowings as a percentage of the Company's gross assets, will not exceed 30 per cent. at the time of drawdown. In any event, gearing will not exceed a maximum of 35 per cent. at the time of drawdown. Provided the Board believes that gearing will enhance shareholder returns, the Board will put in place borrowings. The Group expects to enter into a debt facility which will be drawn down to further fund acquisitions once the Company has fully invested the proceeds of the recent share issue. The Board intends to consider with its advisers the most attractive structure for the borrowings based on the market conditions at the time the borrowings are put in place, however it is expected that such borrowings will be a term loan bank facility in the medium to long term. The maximum amount of leverage which the AIFM is entitled to employ on behalf of the Company As mentioned above, the Company is permitted to engage in leverage through the use of bank borrowings. The maximum potential exposure created by such techniques and/or created through borrowing, shall not exceed 200 per cent under the gross method and 200 per cent under the commitment method of calculation set out in the AIFMD. This maximum level has been set by the AIFM in consultation with the Board, in accordance with the AIFMD. In accordance with the management agreement, any changes to these limits will be agreed in advance between the AIFM and the Company. The commitment leverage methodology allows for offsets of hedging transactions and other risk mitigation strategies involving derivatives, such as hedging and duration management. On the contrary, the gross leverage methodology does not allow for offsets of hedging transactions and other risk mitigation strategies involving derivatives, such as hedging and duration management. Disclosure of information in relation to leverage The Company will disclose on its website at the same time as it makes its annual report and accounts available to investors or more frequently at its discretion, the following: any changes to the maximum level of leverage that the AIFM may employ on behalf of the Company; any changes to the right of reuse of collateral or any guarantee granted under the leveraging arrangements; and the total amount of leverage employed by the Company. Changes to the Company's investment policy As a closed-ended investment fund whose shares are admitted to the Official List under Chapter 15 of the Listing Rules, the Company is required to obtain the prior approval of the shareholders to any material change to its published investment policy. Accordingly, the Company will not make any material change to its published investment policy without the approval of its shareholders by ordinary resolution. The Company will announce any such change through a Regulatory Information Service. The Company's published investment policy is set out in the section entitled 'Investment policy' above. Any change in investment strategy or investment policy which does not amount to a material change to the published investment policy may be made by the Company without shareholder approval. ADMINISTRATION AND MANAGEMENT OF THE COMPANY

5 The AIFM The AIFM is Ediston Investment Services Limited (the AIFM ), a private limited company incorporated in England and Wales with registered number 09626337, whose registered office is at Level 13, The Broadgate Tower, Primrose Street, London EC2A 2EW. Ediston is authorised and regulated by the Financial Conduct Authority. The AIFM has been authorised by the FCA to act as an alternative investment fund manager pursuant to the AIFMD and has been designated by the Company, under the terms of the management agreement, to perform the: Investment management function in respect of the Company which includes portfolio management and risk management; Valuation function in respect of the company s assets The AIFM is also responsible for ensuring compliance with the AIFMD. As described elsewhere in this document, the AIFM has delegated certain functions with respect to its duties to third parties in accordance with the delegation requirements of AIFMD. Fees The AIFM receives a fee for the provision of its services and in turn the Investment Manager is entitled to a fee which is based on the AIF s net assets. The fee payable is a 0.95 per cent. per annum of the net assets of the Company provided that this fee shall be 0.75 per cent. per annum of the net assets of the Company that above 250 million. The Depositary Augentius Depositary Company Limited (the Depositary ) has been appointed as the Company s depositary, as required by AIFMD. The Depositary holds or arranges for sub-custodians to hold, all of the cash, securities and other assets of the Company and arranges and settles (directly or through subcustodians) all transactions relating to those assets on behalf of the Company. Under the terms of the depositary agreement between the Company, the Depositary and the AIFM, the Depositary is permitted to procure that a custodial delegate holds the Company s financial instruments in custody on the Depositary s behalf. The Depositary has not entered into any contractual arrangement to discharge itself of liability in accordance with Article 21(13) and 21(14) of the AIFMD and, therefore, the Depositary s liability is not be affected by the delegation of its safe-keeping function as outlined above. Shareholders will be notified of any changes with respect to the discharge by the Depositary of its liability in accordance with Articles 21(13) and 21(14). Fees of the Depositary The annual fee payable to the Depositary is on a sliding scale based on the value of assets under management. Custody Charges In addition to the fees stated above the Depositary shall also be entitled to receive transaction and custody charges in relation to the transaction handling and safekeeping of the Company s assets ( Transaction Charges and Custody Charges respectively). Transaction Charges are for the underlying securities traded in local market exchanges. Custody Charges are for the asset value under administration in each securities market.

6 The Auditor The auditor of the Company is Grant Thornton UK LLP. The auditor s responsibility is to audit and report on the Company s financial statements in accordance with applicable law and auditing standards for all accounting periods during its appointment. The Registrar The registrar to the Company is Computershare Investor Services PLC, a private limited company incorporated in England and Wales with registered number 03498808, whose registered office is at The Pavilions, Bridgewater Road, Bristol BS13 8AE. The duties of the registrar include: maintenance of the register of shareholders; certifying and registering transfers; dealing with routine correspondence from shareholders, the United Kingdom Listing Authority, CRESTCo and the Registrar of Companies; and maintaining dividend mandates and shareholder legal documentation. The fees charged by the registrar are based on the number of shareholders on the register of members and the number of transfers that take place among other factors. Conflicts of interest The Depositary and the AIFM may from time to time act as manager, administrator, custodian, alternative investment fund manager, investment manager or adviser or distributor in relation to, or be otherwise involved in, other funds or collective investment schemes which have similar investment objectives to those of the Company. It is, therefore, possible that any of them may, in the due course of their business, have potential conflicts of interests with the Company. Each will at all times have regard in such event to its obligations under the Company s articles of association and/or any agreements to which it is party or by which it is bound in relation to the Company and, in particular, but without limitation, to its obligations to act in the best interests of the shareholders when undertaking any investments where conflicts of interest may arise and they will each respectively endeavour to ensure that such conflicts are resolved fairly. There is no prohibition on dealing in assets of the Company by entities related to the Depositary or the AIFM provided that such transactions are carried out as if effected on normal commercial terms negotiated at arm s length and in the best interests of the shareholders. Permitted transactions are subject to (a) a certified valuation of a transaction by a person approved by the Depositary (or in the case of transactions involving the Depositary the Directors) as independent and competent; (b) the execution of transactions on best terms on organised investment exchanges under their rules and, (c) where (a) and (b) are not practical, execution on terms the Depositary (or in the case of transactions involving the Depositary the Directors) is satisfied conform to the principles of normal commercial terms negotiated at arm s length and in the best interests of the shareholders. Employees or officers of the AIFM or its affiliates may directly or indirectly acquire Shares. Any acquisition or divestment of Shares by such individuals shall be on terms which are no more favourable than those applying to all shareholders. The AIFM and Investment Manager will maintain internal procedures to ensure that the size and timing of any purchases or sales of Shares by such individuals

7 shall not conflict with any duties owed to shareholders and the Company by the AIFM or its affiliates or any employees or officers thereof. Investor rights against third party service providers The Company is reliant on the performance of third party providers including those set out above. No shareholder has any direct contractual claim against any service provider with respect to such service provider's default in providing its services to the Company. Any shareholder who believes they may have a claim against any service provider in connection with their investment in the Company should consult their own independent legal adviser. Annual Reports and Accounts SHAREHOLDER INFORMATION Copies of the Company's latest annual and interim reports may be accessed at www.epic-reit.com. Publication of net asset values The latest net asset value of the Company may be accessed at www.epic-reit.com. The Company also publishes its net asset values on a daily basis via a Regulatory Information Service. Valuation Policy The Company's asset valuation policy, as stated in its accounting policies, is to value listed investments at bid price. The Company s AIFM acts as its "own valuer" and valuation is undertaken by the risk committee such that valuation is confirmed independently of the portfolio managers and is conducted with due skill, care and diligence. In so doing, Ediston uses information provided by Knight Frank LLP and other independent sources in order to verify the valuations. At least once each year Ediston will undertake a full in-depth review of the value of the underlying assets of the Company. This review is undertaken, where possible, at the same time as the Company s Auditor s annual check of the existence of the holdings and validation of their prices. Historical performance of the Company Details of the Company's historical financial performance are provided in the Company's annual reports and accounts and quarterly newsletters, which are available at www.epic-reit.co.uk. Investors should note that past performance of the Company is not necessarily indicative of future performance. Investors may not get back the amount invested. Purchases and sales of shares by investors The Company's shares are admitted to the Official List of the UKLA and to trading on the main market of the London Stock Exchange. Accordingly, the Company's shares may be purchased and sold on the main market of the London Stock Exchange. The Company's shares are not redeemable. While the Company will typically have shareholder authority to buy back shares, shareholders do not have the right to have their shares purchased by the Company.

8 Fair treatment of investors The legal and regulatory regime to which the Company and the Directors are subject ensures the fair treatment of investors. The Listing Rules require that the Company treats all shareholders of the same class of shares equally. In particular, as directors of a company incorporated in the United Kingdom, the Directors have certain statutory duties under the Companies Act 2006 with which they must comply. These include a duty upon each Director to act in the way she or he considers, in good faith, would be most likely to promote the success of the Company for the benefit of its members as a whole. No investor has a right to obtain preferential treatment in relation to their investment in the Company and the Company does not give preferential treatment to any investors. The Shares all rank Pari Passu with each other. RISK FACTORS The following risks are those considered by the Company and the AIFM to be the material risks arising from the Company s investing activities but they are not the only risks relating to the Company or its shares. There may also be additional risks that the Company and the AIFM do not currently consider to be material or which are not presently known to them. Before investing in shares, potential investors should consult their stockbroker, bank manager, solicitor, accountant or other financial adviser. Risks relating to the Ordinary Shares If the Company's assets do not grow at a rate sufficient to cover the costs of establishing and operating the Company, Shareholders may not recover the amount initially invested. The Company does not have a fixed winding-up date and therefore, unless Shareholders vote to wind up the Company, Shareholders will only be able to realise their investments through the market. Although the Ordinary Shares will be listed on the Official List and traded on the Main Market, it is possible that there may not be a liquid market in the Ordinary Shares and Shareholders may have difficulty in selling them. There is no guarantee that the expected dividend in respect of any period will be paid. The Company's ability to pay dividends will be dependent principally upon the rental income generated from the properties owned by the Company. In the absence of capital and/or income growth in the portfolio of the Company once the net proceeds of the Issue have been invested, the expected dividend policy of the Company will lead to a reduction in the Net Asset Value per Ordinary Share. The Company intends to use borrowings to acquire further properties and those borrowings may not be available at the appropriate time or on suitable terms. If borrowings are not available on suitable terms or at all this will have a material adverse impact on the returns to Shareholders and in particular the level of dividends paid. If the Company obtains REIT status, it will not be able to pursue asset growth through acquisitions solely from cash provided from its operating activities because of its obligations to distribute at least 90 per cent. of the income profits as calculated for tax purposes arising from the Group's Qualifying Property Rental Business each year (either in cash or by way of stock dividend) to Shareholders in order to continue to enjoy full exemption from tax on rental income afforded by the UK REIT regime.

9 Risks relating to the Company There can be no guarantee that the investment objectives of the Company will be met. If these objectives are not met Shareholders may not receive an attractive level of income or any income or capital growth in the underlying value of their shares. Shareholders could even lose all or part of their investment in the Company. The Company is a newly incorporated company which has not yet commenced operations and therefore has no track record of past performance or meaningful operating or financial data on which potential investors may base an evaluation. The levels of, and reliefs from, taxation may change. Any change in the Company's tax status or in taxation legislation in the United Kingdom or any other tax jurisdiction affecting Shareholders or investors could affect the value of the investments held by the Company, or affect the Company's ability to achieve its investment objective for the Ordinary Shares or alter the post tax returns to Shareholders. The Company will be required to comply with certain statutory requirements under English law applicable to a company incorporated in England and Wales, the Listing Rules and the Disclosure and Transparency Rules. Compliance with and the monitoring of applicable regulations may be difficult, time consuming and costly. Any changes to such regulation could affect the market value of the Company's portfolio and/or the rental income of the portfolio. It is intended that the Group will incur gearing to fund the acquisition of further, as yet unidentified, UK commercial property assets in addition to the initial property portfolio. There is no certainty that such borrowings will be made available to the Group either at all or an acceptable terms, which may adversely affect the ability of the Group to grow in the future and acquire further properties which could, as a consequence, have a material adverse impact on the level of dividends paid to Shareholders. Risks relating to the Company's investments The Company cannot be sure that it will be successful in obtaining suitable investments in UK commercial property assets on financially attractive terms. The Company will incur certain fixed costs on the acquisition of properties, including stamp duty land tax which will reduce the Net Asset Value per Share immediately following the acquisition. There is no guarantee that the value of the properties will increase to an amount in excess of these costs. The Company will, once fully invested have a diversified portfolio, but may be more concentrated in terms of number of individual properties than other property investment companies. The Company will not be managed with any direct correlation to any property index and consequently may have returns, favourable or unfavourable, that differ from the performance of UK commercial property markets as a whole. The performance of the Company would be adversely affected by a downturn in the property market in terms of market value or a weakening of rental yields. The Company's ability to pay dividends will be dependent principally upon its rental income. Rental income and the market value of properties are generally affected by overall conditions in the relevant local economy, such as growth in gross domestic product, employment trends, inflation and changes in interest rates. The value of property and property related assets is inherently subjective due to the individual nature of each property. As a result, valuations are subject to substantial uncertainty. There is no assurance that the valuations of any properties will reflect the actual realisable sale price even where such sales occur shortly after the relevant valuation date. Investments in property are relatively illiquid. Such illiquidity may affect the Company s ability to vary its portfolio or dispose of or liquidate part of its portfolio in a timely fashion and at satisfactory prices. This could have an adverse effect on the Company s financial condition and results of operations.

10 The underperformance or the departure of key skilled professionals from the AIFM could have a material adverse effect of the Company's business, financial condition and results of operations. Details of the Company's key risks are also set out in the Company's prospectus dated 16 October 2014 which may be accessed on the Company's website. Risk profile RISK MANAGEMENT The Company s investing activities expose it to various types of risk that are associated with the financial instruments and markets in which it invests. The most important types of financial risk to which the Company is exposed are those highlighted in the section entitled Risk Factors above: namely, risks relating to ordinary shares, risks relating to the Company and risks relating to the Company's investments. The AIFM assesses the sensitivity of the Company's portfolio to the most relevant risks to which the Company is or could be exposed on an ongoing basis. The current risk profile of the Company will be disclosed periodically to investors by disclosure in the Company s annual report and accounts or more frequently at the AIFM s discretion. Risk management systems The Company s key risks are monitored by the AIFM on an ongoing basis and by the Board r on a regular basis. The AIFM s investment review and monitoring process is used to identify and, where possible, reduce risk of loss of value in the Company s investments. The risk management systems which the AFIM employs to manage the risks which are most relevant to the Company will be disclosed periodically to investors by disclosure in the Company s annual report and accounts or more frequently at the AIFM s discretion. Liquidity risk management The AIFM has a liquidity management policy in relation to the Company which is intended to ensure that the Company's investment portfolio maintains a level of liquidity which is appropriate to meet the Company's ongoing obligations. This policy involves an assessment by the AIFM of the prices or values at which it expects to be able to liquidate its assets over varying hypothetical periods in varying market conditions, taking into account the sensitivity of particular assets to particular market risks and other relevant factors. Shares in the Company are not redeemable and shareholders do not have the right to require their shares to be purchased by the Company. Accordingly, the liquidity management policy ensures that the Company s investment portfolio is sufficiently liquid to meet the following principal obligations: the Company s operating and financing expenses; in practice, these expenses are typically covered by dividends received from the Company s investments; and the possible need to repay borrowings at short notice, which would require to be met by the sale of assets.

11 The liquidity management policy requires the AIFM to identify and monitor its investment in asset classes which are considered to be relatively illiquid. Illiquid assets of the Company are likely to include property and less liquid quoted securities. The liquidity management policy is reviewed and updated, as required, on at least an annual basis. Investors will be notified, by way of a disclosure on its website, in the event of any material changes being made to the liquidity management systems and procedures or where any new arrangements for managing the Company's liquidity are introduced. The Company will periodically disclose to investors the percentage of the Company's assets which are subject to special arrangements arising from their illiquid nature. The Company will make this disclosure on its website at the same time as it makes its annual report and accounts available to investors or more frequently at its discretion. Professional negligence liability risks The AIFM covers potential professional liability risks resulting from those activities the AIFM carries out pursuant to the AIFMD, as transposed by the AIFMD Regulations, by holding additional capital on its balance sheet as required by article 14 of the AIFMD level 2 regulations (additional own funds). The AIFM also complies with the qualitative requirements addressing professional liability risks in article 13 of the AIFMD level 2 regulation (qualitative requirements addressing professional liability risks). Brokerage practices and use of dealing commission The Company does not employ a prime broker. The depositary agreement provides that neither the Depositary nor its delegates shall reuse the Company s investments without the prior consent of the Company or of the AIFM acting on behalf of the Company. The AIFM may effect transactions with or through the agency of another person with whom it has an arrangement under which that person will from time to time provide to, procure for it or bear the cost of, the provision of services in relation to the execution of transactions on behalf of customers of the AIFM, and the provision of research services and for which the AIFM makes no direct payment but instead is provided with such services in consideration of executing such transactions with or through the agency of that person. Amendment of this Document The information in this document will be reviewed and updated (as necessary) at least annually. Any changes made to this document will be notified to investors by way of disclosure on the Company's website.